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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE June 14, 2006
STAFF: Ann Bullis, Assistant Building Officialg—
RE: Project: 301 Walnut Street
Glenn Gallauger
A preliminary review was done with the pre -application materials provided and we have the
following comments.
General Comments:
1) Codes in effect at the time of this meeting:
a) 2003 International Building Code (including Accessibility) with State Amendments
b) 2003 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2003 International Fire Code with State Amendments
d) 2003 Uniform Plumbing Code with State Amendments
e) 2004 Washington State Energy Code (WAC 51-11)
f) 2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
2) Specify the type of construction, number of stories, height, and occupancies. Based on your
preliminary plan, this preapplication review was based on Type VA construction (1-hour rated),
3 stories, R3 dwellings/common areas, U garage areas. If VB construction is used, calculations
for allowable area, -number of stories, and height must be provided to justify.
3) Provide occupant load calculations for each floor and for the total building.
4) Buildings with one exit: It appears from the preliminary floor plan that the central stair
enclosure will be the only means of egressfrom the building, which must meet 113C 10 18.2.
No doors are shown on the plan so the exiting design is unclear.
5) The stair enclosure must be 1 -hour rated with self -closing 1 -hour rated doors, and lead directly
to the outside or to a 1-hour rated exit passageway. Elevators are not permitted to open into an
exit passageway or a stair enclosure. Based on the preliminary plans, a redesign of the area
including exit enclosure, hallway, lobby and elevator is required. IBC 10 19, 1020.
6) One egress window is required from each sleeping room and must meet IBC 1025. No
windows were shown on the plans.
7) Based on the preliminary site plan, exterior walls must be 1 -hour rated (exposure from inside
only per IBC 704.5).
8) Dwelling units must be separated from each other, storage areas, garage areas, stairs and
elevator shaft (and equipment room) with 1 -hour fire resistive construction, and must have and
Sound Transmission Class (STC) rating of 50 or more. IBC 708, 302.3.2, 1207,
Building Division Pre -application Comments 1
9) Where penetrations of the fire rated assemblies are made (such as with ducts, pipes, wiring,
light fixtures, etc.) provide details to show how the fire rated assemblies will be maintained,
such as with vertical and horizontal shafts (lined joist bays or soffits below the I -hour
envelope), fire stopping assemblies, etc.
10) Deck floor -ceilings and roof -ceilings must be I -hour rated. Provide construction details and
listed/tested assemblies with materials that can be exposed to weather.
11) Storage areas on the first floor are considered incidental use areas (IBC 302. 1. 1) and must be
fully spninkled or separated fi7orn the rest of the building by I -hour fire resistive construction
(walls and ceiling).
12) For all fire rated walls, floors and ceilings, provide construction details, including listed and
tested assemblies, and cross reference where they apply on the plans.
13) An automatic sprinkler system is required throughout the building per IBC 903.2.7. An NFPA-
13R system can be used, however if the sprinkler system will be used for code exceptions,
check code references carefully to be sure the system type (NFPA- 13 or 13R) you are
proposing is permitted. See Fire Marshal's comments for more information on the fire
sprinkler and fire alarm systems.
14) Show the sprinkler room and elevator equipment room on the floor plans.
15) Minimum natural or artificial light is required in each habitable space per IBC 1205.
16) Whole house ventilation system must be provided for each dwelling unit. See
Energy/Ventilation handout.
17) Submit the Energy/Ventilation worksheets with your plans.
18) This building is subject to House Bill 1848 (see attached bulletin). If this building will be
condominiums, building enclosure documents stamped/signed by a State licensed Architect or
Engineer are required, and special inspection is required of the installation of the building
enclosure elements. If this building will be apartments, a Sale Prohibition Covenant must be
submitted prior to issuance of the building permit (City will provide covenant form).
19) Provide copies of easements for the property, including the water line easement on the adjacent
property.
FREQUENTLY OVERLOOKED ITEMS
The following is a list of frequently overlooked items that apply to many projects. They are listed as a
tool to help minimize correetions required during plan review.
General
• Incomplete submittals, insufficient number of copies, plans not separated out
• General coordination of all plans not done prior to permit submittal nor throughout
resubmittals (architectural, structural, landscape, civil, mechanical, plumbing, fire
sprinkler, etc.)
Overall coordination of plans with details clearly and accurately referenced throughout
the plans as to where they apply. For example, a fire rated wall must be clearly identified
and refer to a construction detail that accurately describes how the wall is to be
constructed so it meets the listed and tested assembly requirements, including insulation
for sound transmission control if applicable.
Deferred submittals and separate permits not called out on plans
Building Division Pre -application Comments 2
• Site plan, landscape plan and civil plan not to same scale —usually a vast difference
between landscape plan and civil for parking space width, planters, patios, driveway
width, location of electrical equipment, parking spaces, etc.
• Shoring plan not submitted with initial application or submitted very late in the process;
plans show shoring extending onto adjacent private property or into City RW
• Energy calculations deferred to mechanical permit subn-dttal, energy submitted late which
affects framing approval
• Allowable area calculations not provided with permit application, yards on site plans not
adequately shown
• Fire hydrant locations not specified at pre -application meeting
• Structures that require a permit are shown on landscape plans not on architecturals
• Stairs, landings, walkways, ramps not shown on site plans
• Garage headroom to obstructions such as sprinkler heads, pipes, ducts, beams, insulation
Fire Resistive Construction
• Fire ratings and locations of required occupancy separations, fire walls, horizontal
separation walls, exit passageways, corridors, exterior walls, etc not clearly specified on
floor plans and in section views
• Listed and tested fire -rated assemblies not specified on plans and do not match
construction details
• Listed and tested fire -rated assemblies and details showing structural frame protection
(such as for columns and beams) not provided on plans, including those within wall and
floor -ceiling assemblies
• Fire -stopping details and products not specified on plans
• Fire rated corridor detail not provided
• Column jacketing in parking garage to protect fire -resistive covering from damage
Mechanical/Plurnbin
• Locations of all fire/smoke dampers not shown on mechanical plans
• Routing of exhaust ducts, dryer vents, gas appliance vents, HVAC ductwork not
coordinated pnior to issuance of main pen -nit
• Locations and construction details of all mechanical shafts not provided on plans
• Mechanical exhaust outlet locations, especially for parking garage exhaust not shown on
floor plans, roof plans, sections and elevations (generator location not approved by ADB
and placed in setback areas)
• Appropriate cross -connection control devices provided at the property line on domestic
water line, fire sprinkler line, and irrigation line.
• Appropriate cross -connection control devices provided on fixtures within the building.
Exitin
• General exiting configuration not submitted at pre -application meeting, creates redesign
in many cases
• Exit enclosure must exit directly to the outside or to an exit passageway
Building Division Pre -application Comments 3
• Elevators not permitted to open into exit passageways, lobbies not provided when
required
• Occupant load calculations not included with permit application
Accessibili1y
• Accessible signage location and details not provided on plans
• Accessible means of egress and areas of refuge not shown on plans
• Length and width of accessible parking space not shown on plans
• Accessible cross walk not provided with in route of travel when crossing vehicular drive
aisles
• Accessible route of travel not complete nor adequately detailed on the plans. For
example, from the public way (sidewalk) to the main building entrance, from the
accessible parking space(s) to the building entrance, to mailboxes, dumpsters, and
accessory buildings, and throughout building. Detail ramps, slopes, handrails, landings,
width of path of travel, etc.
Building Division Pre -application Comments 4